The Fair Share Report
10 Sheldon Dr
Jackson, NJ 08527
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $897,360 – $1,013,729, from 12 comparable Jackson sales in the past 18 months, at this home's 3,166 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Jackson assessments sit below market value — republished every October, applied town-wide. A $939,642 home should be assessed near $934,004.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $151,696 above what the ratio math suggests (16.2%).
Step 4 · The tax rate — same for every Jackson home
$0.781 Schools · 56% $0.320 County · 23% $0.284 Town · 21%
Step 5 · The bill
This home vs. every recent Jackson sale · assessed ÷ market
76%126%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $2,103/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 302 E BIRD VILLAGE ROAD | 2026-05 | $830,000 | 3,132 | 99.9% |
| 1024 AUMACK ROAD | 2025-10 | $925,000 | 3,160 | 97.9% |
| 10 KINDLING WAY | 2025-10 | $900,000 | 3,108 | 95.2% |
| 12 ARROWSHEAD CIRCLE | 2025-07 | $925,000 | 3,108 | 105.1% |
| 52 MANHATTAN STREET | 2025-02 | $999,000 | 3,120 | 89.6% |
| 37 SERENDIPITY DRIVE | 2025-08 | $899,999 | 3,296 | 105.8% |
| 857 WOODBURY DRIVE | 2025-08 | $770,000 | 3,112 | 139.7% |
| 33 BRIDGEWATER COURT | 2025-06 | $1,275,000 | 3,234 | 82.7% |
| 45 ERIN DRIVE | 2025-09 | $925,000 | 3,000 | 102.1% |
| 851 WOODBURY DRIVE | 2025-12 | $999,800 | 3,064 | 98.0% |
| 20 JEFFERSON COURT | 2025-08 | $995,000 | 3,259 | 109.2% |
| 18 BRITTANY LANE | 2025-04 | $999,000 | 3,366 | 102.2% |
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